As you've seen the property needs an extensive refurb to include the splitting of services, full rewire, heating systems, and a lot more. I have allocated £2,000 for planning costs under "Other Interior".
The team will take a lot of the property back to brick, fit new walling for the flat upstairs and more besides.
Flats are the hardest thing in property to compare as they're often kept for long periods by landlords so rarely sell.
Your property is 131sqm in total so we are looking at two 65sqm dwellings which is larger than many two bed houses, and they come with gardens.
We have had to go back in time further than we would like to and further geographically then we normally would for comparables in both sales and rentals.
The valuation we have come to is more than reasonable given the size of dwelling, location and garden space.